The government has clarified what it means by ‘grey belt’ in its update of the National Planning Policy Framework (NPPF).
Grey belt is defined as previously developed green belt land that does not “check the unrestricted sprawl of large built-up areas”, “prevent neighbouring towns merging into one another”, or “preserve the setting and special character of historic towns”.
The government has changed its mind on developers having to make 50% of its housing affordable on the grey belt, though it will still be a trickier process for developers to use the grey belt than brownfield land.
Developers have been told to follow “golden rules” with the grey belt: They are encouraged to deliver social and affordable homes, while applications must include infrastructure like nurseries, GP surgeries, and transport links.
John Gregory, partner and specialist planning lawyer at national law firm, Weightmans, said: “The push to unlock ‘grey belt’ land and review green belt boundaries shows ambition and the Government appears to have listened to concerns that a blanket requirement to provide 50% affordable housing on all of these sites may have made many of them unviable, with some capacity for local discretion now being built into the so called “golden rules”.
“For many councils who are facing a rise in targets, the challenge is immense. Success will demand bold, innovative collaboration between councils and developers and communities, and these latest changes will probably need to be underpinned by further reform, such as implementation of the proposed national scheme of delegation.”
Craig Pettit, planning director at planning consultancy, Marrons, said: “Finally, we are seeing some recognition of a previous blanket approach to the Green Belt and its consideration within planning decisions.
“Doubtless this will cause tension but it’s up to local authorities, the Government and developers to work together to ensure that competing interests are still heard when planning decisions are being made.”
In terms of other changes announced in the framework, the housing target has been finalised at 370,000 per year.
Local authorities will be accountable for meeting targets, while old local plans will have a six year housing land supply, up from five.
Local authorities will have 12 weeks to commit to a timetable to ensure new local plans are compliant with the new NPPF, which will apply from 12 March.
The government has created a £14.8 million fund to help councils deliver local plans.
Angela Rayner, deputy prime minister, said: “From day one I have been open and honest about the scale of the housing crisis we have inherited.
“This mission-led government will not shy away from taking the bold and decisive action needed to fix it for good.”
And Prime Minister Keir Starmer said: “With a generation of young people whose dream of homeownership feels like a distant reality, and record levels of homelessness, there’s no shying away from the housing crisis we have inherited.
“We owe it to those working families to take urgent action, and that is what this government is doing.
“Our Plan for Change will put builders not blockers first, overhaul the broken planning system, and put roofs over the heads of working families, and drive the growth that will put more money in people’s pockets.”
